95 Lios Ard, Tulla Road, Ennis, Co. ClareV95CPE8
€295,000
3 Bed~3 Bath~103 m²~BER C
What you'll like:
- Prime corner positioning: Positioned on a fantastic corner site fronting onto a vast and mature green area, providing enhanced privacy and pleasant views for residents.
- Exceptional commuter convenience: Located just three hundred meters from the M18 motorway, offering effortless connectivity for daily commuters travelling to major employment hubs.
- Walkable neighborhood amenities: Situated a short stroll to the nearby shopping complex and within comfortable walking distance of the town centre, ensuring daily conveniences are easily accessible.
- Spacious main reception: Features a large reception room finished with solid cherrywood timber flooring and a marble surround fireplace housing an integrated gas fire, creating a warm focal point.
- Modern kitchen design: Equipped with solid maple built-in wall and base units, an integrated breakfast island, and quality tiled flooring, making it a functional space for family meals.
- Dedicated utility room: Includes a separate utility room with ample work surfaces and space for laundry appliances, keeping domestic chores neatly tucked away from the main kitchen areas.
- Convenient ground floor layout: Benefits from a practical ground floor WC finished with quality tiling, adding significant daily convenience for family members and visiting guests alike.
- Generous bedroom storage: All three bedrooms feature built-in wardrobes with ample hanging rails and overhead storage, ensuring excellent organizational capacity for a growing household.
- Polished timber flooring: Upper-level bedrooms feature T and G polished wood flooring, adding a touch of traditional warmth and character throughout the private sleeping quarters.
- Fully tiled bathrooms: Both the main bathroom and the master ensuite are fully tiled from ceiling to floor, offering low-maintenance durability and a clean, contemporary aesthetic finish.
- Private paved patio: The dining area features sliding patio doors opening onto an extensive paved patio, creating a wonderful outdoor space for alfresco dining and summer entertaining.
- Extended manicured gardens: Benefiting from the corner plot, the property boasts a larger garden complete with manicured lawns and raised shrubbery beds for gardening enthusiasts.
- Handy garden shed: Includes an outdoor storage shed situated within the fully walled rear garden, providing secure space for bicycles, tools, and recreational equipment.
- Fiber broadband connectivity: Features fiber broadband connectivity points, ensuring high-speed internet access is readily available for remote workers or streaming households.
- Established residential setting: Located within a mature housing development known for its family-friendly atmosphere, making it an appealing environment for retirees or young families.
- Stable asking price: The recorded asking price has remained completely stable at two hundred and ninety-five thousand euros with no tracked increases, suggesting straightforward seller positioning.
- Immaculate presented condition: The property is presented for sale in excellent condition throughout, allowing new owners to move in immediately without undertaking disruptive initial renovations.
- Integrated kitchen appliances: The sale includes an integrated fan-assisted oven, ceramic hob, fridge freezer, and dishwasher, saving the buyer substantial upfront appliance purchase costs.
- Attic storage access: Additional storage space is conveniently accessed from the first floor landing, helping to keep household clutter out of sight and properly organized.
- Natural gas heating: Connected to a mains gas central heating system, providing efficient and controllable warmth throughout the home during the colder winter months.
But keep in mind:
- C energy rating: The property carries a C building energy rating, which means a buyer should investigate potential insulation upgrades to improve future heating efficiency and comfort.
- Motorway proximity noise: Being located just three hundred meters from the M18 motorway may expose the property to background traffic noise, which buyers should verify during peak hours.
- Limited third bedroom size: The third bedroom is quite compact at approximately two point two by two point one meters, meaning it might only function well as a small nursery or home office.
- Enclosed parking arrangements: The listing description does not explicitly detail dedicated off-street parking bays, so buyers must verify vehicle accommodation limits and driveway space.
- Maintenance of shared areas: Living in a development with vast green spaces means contributing to or relying on local authority upkeep, which buyers should check for estate management fees.
- Potential utility room wear: The utility room and ground floor WC are functional, but buyers should inspect plumbing connections and appliance venting during their structural survey.
- Attic insulation standards: Because the attic provides extra storage space, buyers should verify if boarding has compromised the depth of loft insulation required for optimal thermal retention.
- Gas insert maintenance: The marble surround fireplace features an integrated gas fire that should be professionally inspected and serviced prior to completing the purchase for safety assurance.
- Boundary line verification: Corner sites often feature irregular boundary lines, meaning buyers should carefully review the title maps to confirm exact ownership limits and fencing responsibilities.
- Paved patio drainage: The extensive paved patio area should be checked for proper surface water run-off slopes to ensure rainwater does not pool near the rear foundation walls.
- Upvc window seals: Buyers should inspect the condition of window and door seals throughout the house to check for draft leakage or condensation build-up typical of properties built in two thousand and six.
- Plumbing water pressure: The bathrooms utilize pumped showers over baths and trays, so buyers should test the water pressure and pump functionality during a physical viewing.
- Wardrobe wear and tear: While built-in wardrobes are included in all three bedrooms, buyers should inspect hinges, drawers, and internal shelving for potential age-related wear.
- Flooring transition maintenance: The mix of solid cherrywood, tiles, and polished timber flooring requires different maintenance routines, and buyers should check for any hidden scratches or moisture damage.
- Future development surround: Buyers should check local planning registers to ensure no unexpected high-density developments are planned for nearby vacant parcels within this expanding suburban corridor.
- Single drainer kitchen sink: The kitchen features a standard single drainer sink, which some buyers might find less practical compared to modern one-and-a-half bowl configurations.
- Storage shed condition: The outdoor garden shed should be inspected for dampness, rust, or structural integrity issues, as timber or metal sheds often require periodic maintenance.
- Television point locations: While tv and broadband points are installed in key rooms, buyers should verify if socket placements align well with their specific entertainment furniture layouts.
- Staircase safety clearance: The carpeted polished rail stairs leading to the first floor should be checked for secure handrail fixings, particularly if households include young children or elderly relatives.
- Property tax band: Buyers should independently calculate the local property tax band applicable to this Ennis address to ensure ongoing ownership costs fit within their annual household budget.
Price positioning
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- The asking price appears somewhat undervalued relative to recent local market comparables within the immediate development, suggesting potential room for competitive interest or a swift transaction process.
- Valuation signals such as recent achieved prices for similar three-bedroom homes on the same street indicate higher market values, pointing towards a conservative initial pricing strategy by the vendor.
- Strong buyer demand in this popular mature housing estate and the excellent condition of the property could easily support a higher final sale price through competitive bidding.
- Potential factors that could undermine this under-valuation hypothesis include unobserved structural issues or a deliberate marketing strategy designed to attract multiple prospective bidders early in the campaign.
Build Analysis
What we know from similar construction types
- The property is a three-bedroom semi-detached home built in 2006 with a floor area of 103 square metres, positioned on a corner site within a mature housing development.
- Construction details noted in the description include solid cherrywood and quality tiled flooring, maple built-in kitchen units, and T&G polished wood flooring on the first floor.
- The home is serviced by mains water, mains sewage, mains gas central heating, and fibre broadband.
- A buyer should investigate the boundary lines and title specifics associated with the corner site and extended garden to confirm proper compliance.
- It is advisable to check the attic storage access and the condition of the hot press immersion tank during a structural survey.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: 1,200 to 1,600 euro.
- Explanation: This estimate is based on the 103 square metre floor area and a C energy rating, assuming standard usage of the mains gas central heating system.
Pollution Safe
9/10Environmental situation to investigate
- The location is situated in a well-established residential suburb with no apparent immediate proximity to heavy industrial facilities, major waste incinerators, or active landfills.
- Any historical industrial legacy or localized environmental concerns are typical of suburban residential settings and should be independently verified by the buyer if specific concerns arise.
Flood Safe
7/10Water overflow reports to follow up
- The property is located a short distance from mapped river and coastal flood zones associated with the Shannon CFRAM study.
- Although proximity to mapped zones warrants standard vigilance, the home sits within an established residential development on the Tulla Road.
- Standard surface water management during heavy rainfall events is advisable given the general topography of the Ennis area.
The property is outside the mapped flood area. But the nearest mapped area is approximately 66 metres away.
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
93 LIOS ARD, TULLA RD, ENNIS
- Sale date
- Declared sale price
- €335,000.00
92 LIOS ARD, TULLA RD, ENNIS
- Sale date
- Declared sale price
- €340,000.00
97 LIOS ARD, TULLA RD, ENNIS
- Sale date
- Declared sale price
- €340,000.00
48 LIOS ARD, TULLA RD, ENNIS
- Sale date
- Declared sale price
- €200,000.00
40 LIOS ARD, TULLA RD, ENNIS
- Sale date
- Declared sale price
- €324,000.00
Recent sales in the wider Ennis area
21 AISLING PARK, SHANAWAY ROAD, ENNIS
- Sale date
- Declared sale price
- €229,000.00
30 BISHOP'S COURT, ENNIS, CO CLARE
- Sale date
- Declared sale price
- €285,000.00
19 AISLING, ENNIS, CO CLARE
- Sale date
- Declared sale price
- €173,000.00
12 IVY HILL, GORT RD, ENNIS
- Sale date
- Declared sale price
- €375,000.00
2 FERNHILL, GORT RD, ENNIS
- Sale date
- Declared sale price
- €500,000.00
Source: Property Services Regulatory Authority (PSRA), Residential Property Price Register (PPR). Matching uses address information published by the PPR rather than measured map distance. It may omit nearby properties on differently named streets.
Last Sale
A confidently matched previous PPR transaction for this property
No confidently matched previous sale was found in the Property Price Register.
Buyer fees*
Associated expenses guide
- Estimated stamp duty: €2,950 — 1% of €295,000.
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Based on the asking price shown on this page, using standard residential stamp-duty rates. No adjustments are made for VAT, reliefs, mixed-use property or additional land. The final purchase price and your circumstances may change the amount payable.
- Solicitor legal fees: approximately 1,500 to 2,500 euro plus VAT and outlay.
- Land registration fees: approximately 600 to 800 euro depending on the property value and registration type.
- Property valuation fees: approximately 150 to 300 euro.
- Surveyor fees: approximately 400 to 800 euro depending on the level of detail required.
- Annual home insurance: approximately 350 to 600 euro per year.
Forum Talk
What people are saying about this area
- Residents in the Tulla Road and Roslevan areas frequently discuss local traffic flow and proximity to the M18 motorway, noting it is convenient for commuting while generally maintaining a quiet suburban feel.
- Community forums often highlight the convenience of the nearby Roslevan shopping complex for daily groceries and local services.
- Local discussions frequently point to the appeal of mature green areas within developments like Lios Ard for families and children.
- Transport links to Ennis town centre are commonly reviewed by locals, with walking and cycling noted as viable options for daily errands.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children8/10
Positioned on a fantastic corner site fronting onto a vast and mature green area, this home is ideal for a young family with safe outdoor space.
- Teenagers7/10
With three well-proportioned bedrooms and proximity to local amenities, teenagers will appreciate the space and accessibility.
- Multi-generational Living5/10
A standard three-bedroom semi-detached layout offers limited privacy for multi-generational living compared to larger properties.
- Single Buyers7/10
An achievable asking price of €295,000 makes this a strong option for single buyers looking for a modern, well-maintained home.
- Couples8/10
Offers generous living space, a modern kitchen, and an easy commute, perfectly suiting couples starting out or downsizing.
- Empty Nesters7/10
Low maintenance garden and manageable floor area make it a practical choice for empty nesters.
- Retirees7/10
The property is ideal for those seeking to retire in a mature housing development with all amenities on the doorstep.
Work
3 areas- Remote Working8/10
Features fibre broadband connectivity points and a flexible third bedroom suitable for a home office.
- Hybrid Commuting8/10
Conveniently located just 300m from the M18 motorway, facilitating straightforward hybrid commutes.
- Retired7/10
A manageable property layout in a mature development well-suited to retirement.
Practical
8 areas- Ageing in Place6/10
Includes a ground floor WC and reception, though stairs are required to reach the primary bedrooms and bathrooms.
- Low Maintenance8/10
Presented in excellent condition throughout with modern finishes, a paved patio, and manageable garden spaces.
- Secure Gated Entry3/10
Standard open-access suburban housing development without secure gated entry.
- Minimalist Design5/10
Traditional semi-detached layout with functional rooms rather than stark minimalist open spaces.
- Flexible Floor Plans6/10
A 103 m² floor plan with three bedrooms and a utility room offering standard functional flexibility.
- Heritage Home2/10
Built in 2006, this is a modern property rather than a traditional heritage home.
- Ecological Setup5/10
Features a C BER rating, indicating standard energy efficiency with potential for future upgrades.
- Outdoor areas8/10
Benefits from a fantastic corner site with an extended garden, manicured lawns, raised shrubbery, and an extensive paved patio.
Interests
9 areas- Fishing4/10
While County Clare offers good fishing, the immediate property is a suburban residential home.
- Horse Riding4/10
Equestrian facilities would require travel outside the immediate suburban housing development.
- Water Sports3/10
Inland location means water sports require travel to nearby rivers, lakes, or the coast.
- Gardening6/10
Features an extended garden finished with manicured lawns, raised shrubbery beds, and a garden shed on a corner site.
- Walking8/10
Within walking distance of Ennis town center and adjacent to a vast mature green area.
- Gym6/10
Proximity to Ennis town center ensures access to local fitness facilities.
- Cycling6/10
Flat suburban layout allows for straightforward local cycling, though buyers should verify dedicated cycle lanes.
- Golf5/10
Standard suburban location with general access to regional golf amenities in County Clare.
- Entertaining7/10
Equipped with an open-plan kitchen/dining area leading to an extensive paved patio and fully walled rear garden.
Lifestyle
5 areas- Quiet Living7/10
Located in a popular housing development fronting onto a large green area, offering a generally peaceful environment.
- Rural Living3/10
This is a suburban housing development rather than a rural setting.
- Village Living6/10
Close proximity to local shopping complexes and Ennis town center provides a community-focused village feel.
- Coastal Living2/10
Inland location in County Clare with no immediate coastal proximity.
- Urban Living6/10
Within walking distance of Ennis town center and close to the M18 motorway for urban connectivity.
Social
6 areas- Community Involvement7/10
Set within a popular, established housing development with an active local community.
- Café Culture7/10
Proximity to the Roslevan shopping complex and Ennis town center offers good access to local cafes.
- Nightlife6/10
Ennis town center provides a variety of pubs and entertainment venues within walking distance or a short drive.
- Health/Wellness groups6/10
Access to local health and wellness groups is supported by the proximity to Ennis town.
- Networking Opportunities5/10
Primarily a residential suburb, though regional networking is accessible via nearby transport links.
- Tech-Hub Connectivity6/10
Fibre broadband is available, supporting tech-based remote work, though major tech hubs require commuting or regional travel.
Listing information
- Agent
- DNG O'Sullivan Hurley
- Phone
- 065 684 0200
- Current status
- active
- Published on HouseDelve
- 7 November 2026
- Correction
- Report an issue
HD-7B4F4BHouseDelve · Republic of IrelandReport checks
Sources used: Public marketplace, Property Price Register, and grounded web research where available.
Automated quality checks: Passed
* Estimate — not advice. Actual costs and outcomes can vary materially. Obtain current quotations and professional advice before making financial or property decisions.